Profitable Ice Cream Business
For Sale
$599,000
Pending
4325 N Delaware Dr, Mount Bethel, PA 18343
Turn-key ice cream business with real estate for sale.
Property Size2,316 SF
Days on Market101
Property Features for 4325 N Delaware Dr
General Information
Standard status
Pending
Size
2,316 SF
Taxes and HOA fees
Annual Taxes
$3,750
Listing Agency:
TACM Commercial Realty Inc.
(570) 620-6931
Listed By:
Jennifer Mickens · License #RB068478
(570) 620-6931
Source:
Exprealty
Added: May 22
Changed: Aug 28
Last Checked: Aug 29 at 3:28PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of TACM Commercial Realty Inc.
Investment Insights
Based on property information with market context.
This is an opportunity to purchase a profitable food service business along with the real estate. The non-franchised, home-made ice cream business has been a well-known destination for over 36 years. Known as Kelly's Ice Cream, the business is well-maintained and turn-key. The owners are looking to retire after running this local favorite. The destination is known for serving over 50 homemade hard ice cream flavors, 6 soft ice cream flavors, shakes, sundaes, and a wide variety of food. The menu ranges from paninis, salads, wraps, and hoagies to fresh, never-frozen burgers and fries. The property size is 2316 square feet.
Key Highlights
- Profitable, turn‑key ice cream and food service business with real estate included.
- Established business with 36+ years of operation and strong community reputation.
- Diverse menu featuring 50+ homemade hard ice cream flavors, soft serve, shakes, sundaes, and food items.
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$24,023
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
4.01%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$480,460
$480.5K
Cap Rate 7%
$343,186
$343.2K
Cap Rate 9%
$266,922
$266.9K
Market Conditions
NOI Build-Up for 2,316 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$34.7K $15.00/SF
− Vacancy
−$2.7K −$1.17/SF
EGI
$32.0K $13.83/SF
− OpEx
−$8.0K −$3.46/SF
NOI
$24.0K $10.37/SF
Area
Northampton County, PA
Vacancy
7.80%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
25.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$480,460
Cap Rate 7%
$343,186
Cap Rate 9%
$266,922
Alternative Uses
Best Use
Specialty Retail
$343.2K
$300.3K – $400.4K
NOI $24,023 @ 7.0% cap · market cap 4.01%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$439.3K
$384.4K – $512.5K
NOI $30,749 @ 7.0% cap · market cap 5.13%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
58
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 18343, PA
3,819
Population
1,879
Households
2
Avg Household Size
52
Median Age
32%
College-Educated
95%
High-School Grad
20.4 sq mi
ZIP Area
187
Density / Sq Mi
$79,861
Median Household Income
$49,784
Median Earnings
$1,179
Median Rent
$274,300
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Conventional restaurant - Turn-key ice cream business with real estate for sale.
Where is this conventional restaurant located?
The property is located at 4325 N Delaware Dr Mount Bethel, PA.
What is the asking price?
The asking price for this property is $599,000.
What are key features of this property?
This property features: Profitable, turn‑key ice cream and food service business with real estate included.; Established business with 36+ years of operation and strong community reputation.; Diverse menu featuring 50+ homemade hard ice cream flavors, soft serve, shakes, sundaes, and food items.
